410 S First St #156 · El Cajon, CA 92019

$135,000

2 bd · 2.0 ba · 600 sqft · Manufactured · 383 Days on market

Built 1969 ↓ 44% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

1st month of space rent is free!! Everything has been completely remodeled and upgraded in this beautifully modern home that offers 2 primary suites! No expense spared and is ready for you to move-in. The kitchen has new energy efficient stainless steel appliances, new cabinetry & butcher block counters. New laminate flooring throughout living areas. Bathrooms have new tiled showers, custom doors glass shower doors & porcelain tile flooring. The new dual pane energy efficient windows & new split system keeps the home warm in winter & cool in summer. Stackable washer & dryer hook-ups available in closet. The new 500 sq ft. outdoor screen deck is perfect for outd

Key facts

• New tiled showers
• Completely remodeled
• 2 parking spots

Tags

• COMPLETELY REMODELED
• BUTCHER BLOCK COUNTERS
• NEW LAMINATE FLOORING
• NEW TILED SHOWERS
• CUSTOM GLASS SHOWER DOORS
• PORCELAIN TILE FLOORING

Property features AI

Finance

• Other: Located in El Cajon Valley Mobile Home Park
• HOA & community: Community pool; Community clubhouse; Fitness center; Senior community (55+)

Exterior

• Parking: 2 parking spaces
• Utilities: Sewer connected
• Home design: Single-story; Mobile home (residential)
• Construction: Composition roof
• Exterior features: Covered porch; Screened porch; Patio with awning(s); Shed(s); Community lot/common interest

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Gas cooktop and gas range; Gas oven; Freestanding range; Oven/Range
• Bedrooms: Up to 2 bedrooms possible
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Zoned cooling; Zoned electric heating; ENERGY STAR qualified equipment
• Interior features: Ceiling fans (implied by cooling: zoned); Disposal; Oven/Range options include gas oven, gas range, gas cooktop, and freestanding range; Microwave; Refrigerator; Dishwasher
• Laundry & utility: Washer hookup; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 2.4% in El Cajon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#230 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: health & safety C-, crime D+, cost of living F.
• Grossmont Union High (suburban): math 31% / reading 60% proficiency, ranked #173 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-2.6%/yr); 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 383 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago; this cycle's ask has dropped $64k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 383 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.59% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.12%
• DSCR: 2.07
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $62,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 S Anza St #41	0.27mi	2/1.0	600 (0%)	20mo	$35,000	$58	67
410 S 1st St Spc 142	0.15mi	1/1.0 (-1)	550 (-8%)	13mo	$52,000	$95	60
187 Ballard St #115	0.34mi	2/1.0	562 (-6%)	14mo	$85,000	$151	58
1174 E Main St Spc 151	0.43mi	2/1.0	576 (-4%)	14mo	$60,000	$104	58
1174 E Main St Spc 7	0.42mi	2/1.5	540 (-10%)	14mo	$49,000	$91	50
998 E Main St #46	0.42mi	3/1.5 (+1)	676 (+13%)	9mo	$135,000	$200	45
1285 E Washington Ave #51	0.69mi	1/1.0 (-1)	624 (+4%)	15mo	$65,000	$104	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.54×
• Total profit: $20,276
• Equity at exit: $20,129

10-year hold

• IRR: 20.3%
• Equity multiple: 2.48×
• Total profit: $55,841
• Equity at exit: $11,672

Cash invested: $37,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92019

• Rents YoY: -2.6%
• Active inventory: 140
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $760

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 60%

Sensitivity live

Price	-10% $853	-5% $807	+0% $760	+5% $713	+10% $667
Rent	-10% $591	-5% $675	+0% $760	+5% $845	+10% $929
Rate	-1.0pp $828	-0.5pp $794	base $760	+0.5pp $725	+1.0pp $689

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1041-89 E Lexington Ave El Cajon, CA	1.0–2.0	1.0–2.0	838	$2,355	$2.81	0d	7	0.08mi
1037 E Lexington Ave El Cajon, CA	1.0–3.0	1.0–2.0	855	$2,225	$2.60	0d	5	0.12mi
1018 E Lexington Ave El Cajon, CA	1.0	1.0	670	$1,800	$2.69	0d	1	0.16mi
588 S Anza St El Cajon, CA	1.0–2.0	1.0	767	$2,100	$2.74	0d	5	0.18mi
279 S Mollison Ave El Cajon, CA	1.0	1.0	570	$1,950	$3.42	0d	1	0.31mi
390 S Mollison Ave El Cajon, CA	1.0	1.0	750	$1,725	$2.30	0d	1	0.32mi
180 N 1st St El Cajon, CA	1.0	1.0	680	$1,695	$2.49	0d	2	0.36mi
150 S Mollison Ave El Cajon, CA	1.0	1.0	515	$1,800	$3.50	0d	1	0.38mi
187 Ballard St El Cajon, CA	1.0–2.0	1.0–2.0	542	$2,150	$3.97	0d	2	0.38mi
415 S Lincoln Ave El Cajon, CA	1.0–2.0	1.0–2.0	749	$2,359	$3.15	0d	5	0.44mi
233 N Mollison Ave El Cajon, CA	1.0–2.0	1.0–2.0	843	$2,131	$2.53	0d	10	0.46mi
444 S Lincoln Ave El Cajon, CA	2.0	1.0	748	$2,000	$2.67	25d	1	0.47mi
570 S Lincoln Ave El Cajon, CA	1.0–2.0	1.0	745	$2,475	$3.32	4d	2	0.50mi
360 N 1st St El Cajon, CA	2.0	2.0	725	$1,995	$2.75	17d	1	0.52mi
359 N 1st St Apt 8 El Cajon, CA	1.0	1.0	500	$1,575	$3.15	0d	1	0.55mi
280 N Mollison Ave El Cajon, CA	1.0–2.0	1.0	825	$2,195	$2.66	0d	1	0.56mi
368 Orlando St El Cajon, CA	1.0	1.0	692	$1,850	$2.67	0d	1	0.61mi
368 Orlando St #21 El Cajon, CA	1.0	1.0	692	$1,850	$2.67	11d	1	0.61mi
355 Orlando St El Cajon, CA	1.0	1.0	725	$1,725	$2.38	0d	1	0.62mi
233 Shady Ln El Cajon, CA	1.0	1.0	650	$1,795	$2.76	0d	1	0.63mi
200 Taft Ave El Cajon, CA	2.0	2.0	700	$2,175	$3.11	0d	6	0.66mi
910 S Lincoln Ave Unit 1496399P El Cajon, CA	1.0	1.0	365	$4,789	$13.12	0d	1	0.67mi
917 E Madison Ave El Cajon, CA	2.0	1.0	750	$2,195	$2.93	0d	1	0.67mi
301 Shady Ln El Cajon, CA	1.0–2.0	1.0	720	$2,250	$3.12	0d	6	0.67mi
541 N 1st St Apt 14 El Cajon, CA	1.0	1.0	550	$1,550	$2.82	0d	1	0.70mi
633 E Park Ave El Cajon, CA	1.0	1.0	650	$1,675	$2.58	12d	1	0.70mi
633 E Park Ave Unit 12 El Cajon, CA	1.0	1.0	650	$1,675	$2.58	18d	1	0.70mi
181 Ballantyne St Apt 12 El Cajon, CA	2.0	1.0	583	$2,067	$3.55	6d	1	0.72mi
181 Ballantyne St Unit 15 El Cajon, CA	2.0	2.0	750	$2,500	$3.33	9d	1	0.72mi
195 Ballantyne St Unit 8 El Cajon, CA	1.0	1.0	500	$1,650	$3.30	9d	1	0.72mi
291 Jamacha Rd El Cajon, CA	1.0–2.0	1.0	825	$2,095	$2.54	0d	4	0.74mi
422 Shady Ln El Cajon, CA	1.0–3.0	1.0–2.0	900	$2,305	$2.56	0d	19	0.74mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,000	$2.86	9d	9	0.74mi
545 N Mollison Ave El Cajon, CA	2.0	1.0	700	$2,028	$2.90	0d	11	0.74mi
421 Shady Ln El Cajon, CA	1.0	1.0	575	$1,708	$2.97	0d	3	0.76mi
336 Claydelle Ave Unit 336-10 El Cajon, CA	1.0	1.0	575	$1,595	$2.77	0d	1	0.77mi
275 Ballantyne St El Cajon, CA	1.0	1.0	625	$1,982	$3.17	0d	3	0.78mi
437 E Park Ave El Cajon, CA	1.0–2.0	1.0	647	$2,183	$3.37	0d	6	0.80mi
250 E Lexington Ave El Cajon, CA	1.0	1.0	570	$1,967	$3.45	0d	1	0.80mi
1382 Ivory Ct Unit 1382B El Cajon, CA	1.0	1.0	550	$1,625	$2.95	0d	1	0.88mi

Listing history 44 events

1. 2026-06-21
   days on market $135,000 Active 383 DOM
2. 2026-06-18
   days on market $135,000 Active 380 DOM
3. 2026-06-17
   days on market $135,000 Active 379 DOM
4. 2026-06-16
   days on market $135,000 Active 378 DOM
5. 2026-06-15
   days on market $135,000 Active 377 DOM
6. 2026-06-13
   days on market $135,000 Active 375 DOM
7. 2026-06-13
   days on market $135,000 Active 374 DOM
8. 2026-06-09
   days on market $135,000 Active 371 DOM
9. 2026-06-08
   days on market $135,000 Active 370 DOM
10. 2026-06-07
    days on market $135,000 Active 369 DOM
11. 2026-06-04
    days on market $135,000 Active 366 DOM
12. 2026-06-03
    days on market $135,000 Active 365 DOM
13. 2026-06-02
    days on market $135,000 Active 364 DOM
14. 2026-06-01
    days on market $135,000 Active 363 DOM
15. 2026-05-31
    days on market $135,000 Active 362 DOM
16. 2026-05-22
    price $135,000
17. 2026-05-21
    status Active
18. 2026-05-21
    historical
19. 2026-04-30
    status Active
20. 2026-04-30
    historical
21. 2026-03-28
    status Active
22. 2026-03-28
    price $138,500
23. 2026-03-16
    historical
24. 2025-12-04
    status Active
25. 2025-12-01
    historical
26. 2025-10-04
    status Active
27. 2025-10-01
    historical
28. 2025-09-08
    price $140,000
29. 2025-07-25
    price $169,000
30. 2025-06-13
    price $190,000
31. 2025-05-16
    listed $199,000 Active
32. 2025-05-03
    historical
33. 2025-03-28
    listed $198,000 Active
34. 2025-03-24
    historical
35. 2025-01-16
    listed $224,900 Active
36. 2025-01-04
    historical
37. 2024-12-05
    price $224,900
38. 2024-09-10
    price $233,900
39. 2024-08-16
    listed $239,000 Active
40. 2024-08-13
    historical
41. 2024-08-03
    historical
42. 2024-07-02
    price $239,000
43. 2024-05-26
    listed $239,900 Active
44. 2024-05-05
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,715
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$3,927
• Taxable income: $7,411
• Est. tax owed @ 24.0%: −$1,779
• After-tax cash flow: $7,340/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Grossmont Union High
• NCES district ID: 0616230
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $61,801
• Composite: 40.07/100
• National rank: #3810
• State rank: #173 of 517 in CA

Livability — El Cajon

• Score: 70/100
• State rank: #230
• US rank: #7531

Category grades

Amenities A+ Commute A+ Cost of living F Crime D+ Employment C Housing C+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Cajon, CA
• County: San Diego County · 3,178,799 people
• City population: 173,694
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 45,351
• Household income: $101,973
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1897.0

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 21% Two or more races 15% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Arab 6% Romanian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, China
• Languages at home: 69% English-only · Spanish 11% Arabic 10% Other Indo-European 1%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -553.81%
• Current HPI: 349.3085
• Rent YoY: ▼ -2.61%
• Metro: San Diego-Chula Vista-Carlsbad, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

-43.7% since first listed

29 events — show timeline

• 2026-05-22 Price Changed $135,000 SDMLS
• 2026-05-21 Relisted — SDMLS
• 2026-05-21 Listing Removed — SDMLS
• 2026-04-30 Relisted — SDMLS
• 2026-04-30 Listing Removed — SDMLS
• 2026-03-28 Relisted — SDMLS
• 2026-03-28 Price Changed $138,500 SDMLS
• 2026-03-16 Listing Removed — SDMLS
• 2025-12-04 Relisted — SDMLS
• 2025-12-01 Listing Removed — SDMLS
• 2025-10-04 Relisted — SDMLS
• 2025-10-01 Listing Removed — SDMLS
• 2025-09-08 Price Changed $140,000 SDMLS
• 2025-07-25 Price Changed $169,000 SDMLS
• 2025-06-13 Price Changed $190,000 SDMLS
• 2025-05-16 Listed $199,000 SDMLS
• 2025-05-03 Listing Removed — SDMLS
• 2025-03-28 Listed $198,000 SDMLS
• 2025-03-24 Listing Removed — SDMLS
• 2025-01-16 Listed $224,900 SDMLS
• 2025-01-04 Listing Removed — SDMLS
• 2024-12-05 Price Changed $224,900 SDMLS
• 2024-09-10 Price Changed $233,900 SDMLS
• 2024-08-16 Listed $239,000 SDMLS
• 2024-08-13 Coming Soon — SDMLS
• 2024-08-03 Listing Removed — SDMLS
• 2024-07-02 Price Changed $239,000 SDMLS
• 2024-05-26 Listed $239,900 SDMLS
• 2024-05-05 Coming Soon — SDMLS